38 The Old Forge, Lucan, Co.Dublin, Lucan, Co. Dublin, K78 FT28
67 homes sold nearby. See what they went for — and what to bid on this one.
€425,000 · 3 Bed · 3 Bath · 105m² · Semi-D
Market Position
Below Typical Sale Prices
At €425,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
67 closed sales nearby · 10mo recency · High confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
How this is calculated
We search the Property Price Register for closed sales near this property — matching by location, beds, property type, and where available, floor area (±20%). This gives us a set of genuinely comparable transactions.
Each sale is then time-adjusted to today using local price trends, so a sale from 18 months ago is inflated (or deflated) to reflect current market conditions. Where floor area is known, sales are also size-adjusted — a 90m² sale is normalised to what it would have sold for at this property's size. This means the figures you see aren't raw prices — they're what those same homes would likely sell for today, at this size.
Your bid strategy (opening offer, sealed bid range, walk-away ceiling) is then derived from the statistical distribution of these adjusted sales — with conservative safety margins applied when data is thin or dated.
Every figure comes from actual government-recorded sale prices. No asking prices, no agent estimates, no automated valuations.
Full methodology →Opening
Start here
Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €425,000, get your opening offer, best-and-final range, and walk-away ceiling.
Instant access · No subscription · Refund if not useful
Overbidding by 5% could cost €21,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €425,000, see this.
Here is what the data says about this property.
Will This Go Over Asking?
above asking
Probability of a sale above asking based on local bidding patterns.
Am I Overpaying?
local sales
Where the asking price sits in the verified local transaction distribution.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
These signals interact — full analysis in report.
€21,250
That's what overbidding by just 5% on a €425,000 home costs you — before interest.
A €19 check before a €425,000 commitment.
Get Your Exact Bid Numbers for This Property
You've seen the market signals. Now get the exact numbers: where to open, how far to go, and when to walk away.
Built from 625,000+ verified Irish property transactions
Based on 67 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
67 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions. Median anchored to size-similar transactions.
This chart shows where the asking price sits versus recent verified closed sales. It does not show your bid strategy.Same baseline as Market Position — size-adjusted.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 7.9% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
67
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±14%
Price Spread
How much prices vary
High
Confidence Level
Recent sale prices in this area are closely clustered, which means the data is reliable and the bid strategy is well-supported.
High data density supports precise entry positioning.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 67 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 1 Finnswood, Finnstown Cloisters, Lucan, Dublin | 2025-06-18 | 96m² | |
| 10 Haydens Park Dale, Lucan, Co Dublin, Dublin | 2025-07-09 | 120m² |
Transactions within a 1.5km radius and 18-month window.
Methodology
Closed sales time-adjusted to current market · size-weighted where floor area available · no asking prices or agent estimates used.
How adjustments work
- —Older sales inflated to current market level so stale data doesn't skew bands
- —Similar-sized properties weighted more heavily where floor area is known
- —Local price trends factored in when sufficient data exists; no artificial uplift otherwise
- —All figures from registered closed sales only — no asking prices, no agent estimates
Local Market Notes
Property Quality
BER C3 Opportunity: The C3 BER rating suggests potential for significant energy cost savings through upgrades; moving to a B2 rating could reduce annual energy bills by an estimated €600-€1,000 compared to the current rating.
Efficient Footprint: At 105m², this Semi-D is slightly larger than the average property size of 102.7m² within a 1km radius over the past 180 days, offering good space utilization.
Value Optimization Potential: While the C3 BER is not ideal, a targeted investment of €5,000-€8,000 in insulation and heating upgrades could improve the BER to B2 and potentially increase the property's value by €10,000-€15,000.
Hypothesis: Given that 100% of properties within a 1km radius in the last 90-180 days have an unknown BER rating, the current C3 rating, while not top-tier, provides a clear and measurable opportunity for future value enhancement through targeted energy efficiency improvements, potentially outperforming the market average if capitalized upon.
Amenities
Connectivity Hub: This location is well-served by Dublin Bus routes 25A, 25B, 67, and 67A, providing direct links to Dublin city centre and surrounding areas.
Local Essentials: Residents have convenient access to Liffey Valley Shopping Centre for retail and entertainment, and are within proximity to Lucan Medical Centre for healthcare needs.
Green Spaces & Education: The property is within walking distance to several local parks, including Griffeen Valley Park, and close to excellent educational facilities such as Coláiste Phádraig and St. Mary's National School.
Hypothesis: The clustering of key amenities like Liffey Valley Shopping Centre (within 2km) and multiple primary and secondary schools within a 1km radius, combined with the strong bus connectivity (e.g., routes 25A, 67), creates a compelling value proposition for families and commuters, likely driving sustained demand and property value appreciation in the K78FT28 postal code.
Derived from nearby closed-sale patterns.
Built on verified Irish public data
Property Price Register
625,000+ verified closed sales
SEAI
Building energy ratings & floor area
Office of Public Works
Flood zones, events & study areas
MyPlan.ie
Planning applications nationwide
Common Questions
Bid strategy figures are derived from the Property Price Register — Ireland's official record of closed residential sale prices, verified through stamp duty. Floor area data comes from the SEAI BER register. Flood exposure is cross-referenced against OPW flood extent mapping (CFRAM fluvial + NCFHM coastal) and historical flood events. Planning activity is sourced from the National Planning Application Database via MyPlan.ie — merged Local Authority planning registers from the Department of Housing. No asking prices, no agent estimates, no automated valuations.